1511 W Berkeley St · Springfield, MO 65807

$175,000

3 bd · 1.5 ba · 1,404 sqft · SingleFamily public records · 38 Days on market

Built 1971 0.25 ac lot $125/sqft · 23% below area Est $227k · 23% under

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +16.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.1/10.0
• 1% rule +3.8/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Back on the market at no fault to the house or seller. This three bedroom home features two living areas and is in a great Southwest Springfield location! The living room features a floor to ceiling rock fireplace, wooden beams on the ceiling, and is open to the kitchen. In the big back yard you will find a deck, perfect for bbq's or relaxing! The back yard is fully fenced. The roof is less than five years old. Seller is providing a home warranty!

Key facts

• Large deck
• New furnace
• New plumbing

Tags

• ROCK FIREPLACE
• NEW HOT WATER HEATER
• NEW FURNACE
• NEW DISHWASHER
• NEW PLUMBING
• LARGE DECK

Property features AI

Exterior

• Parking: 2-car garage; Driveway; Garage faces front
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Built on a permanent foundation
• Exterior features: Deck; Public-maintained city street access

Interior

• Kitchen: Electric oven; Free-standing electric oven; Dishwasher; Refrigerator
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Stone fireplace in the living room; Open main-level laundry area
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $98 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $153k (12.4% below list).
• Recommended offer: $153k (12.4% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 4.6% in Springfield — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 75/100 on livability (#57 in MO, #4,121 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F, employment F.
• Springfield R-XII (urban): math 32% / reading 46% proficiency, ranked #174 of 324 in MO (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mark Twain Elem. (math 27% / reading 37%, grade F, #761 of 1,115 statewide, top 72%, 323 students, 70% FRL); Jarrett Middle (math 19% / reading 40%, grade F, #291 of 391 statewide, top 76%, 445 students, 70% FRL); Parkview High (math 11% / reading 40%, grade F, #433 of 521 statewide, top 83%, 1,234 students, 62% FRL) — zoned schools average 67% FRL vs 46% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.6%/yr); 256 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 1,302 units permitted in Greene County in 2024 (250 in 5+ unit buildings).
• This rent runs 34% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Greene County population projected at +25% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,292 (12.4% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.88% ✗
• Cap rate: 6.96%
• Cash-on-cash: 2.39%
• DSCR: 1.11
• GRM: 9.5

CMA / ARV

• ARV (median comp): $226,594
• List price: $175,000
• Delta: -22.77%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1632 W Berkeley St	0.13mi	3/2.0	1,400 (-0%)	2mo	$229,000	$164	90
1419 W Whiteside St	0.27mi	3/2.0	1,393 (-1%)	2mo	$229,900	$165	82
2449 S Westwood Ave	0.19mi	3/1.5	1,332 (-5%)	2mo	$230,000	$173	81
1651 W Lindberg St	0.35mi	3/2.0	1,400 (-0%)	0mo	$230,000	$164	81
2514 S Fort Ave	0.30mi	3/2.0	1,310 (-7%)	1mo	$199,000	$152	72
2532 S Fort Ave	0.33mi	3/2.0	1,310 (-7%)	1mo	$205,000	$156	70
1326 W Lindberg St	0.31mi	3/2.0	1,515 (+8%)	0mo	$274,900	$181	70
2550 S Fort Ave	0.36mi	3/2.0	1,310 (-7%)	0mo	$205,000	$156	70
2546 S Fort Ave	0.35mi	3/2.0	1,310 (-7%)	1mo	$199,000	$152	70
2522 S Grant Ave	0.72mi	3/2.0	1,408 (+0%)	1mo	$235,000	$167	63
1962 S Westwood Ave	0.44mi	2/3.0 (-1)	1,524 (+8%)	2mo	$205,000	$135	52
2002 S Ferguson Ave	0.49mi	3/1.5	1,196 (-15%)	2mo	$205,000	$171	51

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 2.6% rent growth · sell at horizon

5-year hold

• IRR: -13.0%
• Equity multiple: 0.53×
• Total profit: $-22,794
• Equity at exit: $26,093

10-year hold

• IRR: -4.6%
• Equity multiple: 0.70×
• Total profit: $-14,494
• Equity at exit: $15,131

Cash invested: $49,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 81 Strongly Landlord-Friendly
• State Missouri: 81 Strongly Landlord-Friendly · R+10
• County: — inherits STATE
• City: — inherits STATE

Generally landlord-friendly; St Louis has some habitability requirements.

Methodology + full state rankings →

ZIP-level market 65807

• Rents YoY: 2.6%
• Active inventory: 256
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,533 high
• Mortgage (P&I): −$918
• Tax from tax record: −$123 /mo · $1,474/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $98

Break-even live

Break-even rent $1,409

Max offer price $175,000

Occupancy floor 89%

Sensitivity live

Price	-10% $197	-5% $147	+0% $98	+5% $48	+10% $-1
Rent	-10% $-24	-5% $37	+0% $98	+5% $158	+10% $219
Rate	-1.0pp $186	-0.5pp $142	base $98	+0.5pp $52	+1.0pp $6

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1441 W Seminole St Springfield, MO	3.0	2.0	1218	$1,550	$1.27	45d	1	0.17mi
2752 S Meadowbrook Ave Springfield, MO	1.0–2.0	1.0–2.0	775	$1,115	$1.44	15d	1	0.54mi
2828 S Nettleton Ave Springfield, MO	1.0–3.0	1.0–2.0	962	$1,595	$1.66	15d	5	0.74mi
625 W Edgewood St Springfield, MO	2.0	1.5	1100	$1,050	$0.95	45d	1	0.76mi
611 W Sunset St Springfield, MO	2.0–3.0	2.0	1104	$1,954	$1.77	15d	5	0.83mi
428 W Broadmoor St Springfield, MO	4.0	2.0	1804	$1,850	$1.03	15d	1	0.86mi
1634 S Marion Ave Springfield, MO	3.0	1.0–2.0	845	$1,662	$1.97	15d	23	0.94mi
923 W Battlefield Rd Springfield, MO	1.0–2.0	1.0–2.0	910	$1,050	$1.15	46d	4	0.97mi
1625 S Marion Ave Springfield, MO	1.0–2.0	1.0–2.0	900	$1,321	$1.47	15d	5	1.02mi
3025 S Sagamont Ave Springfield, MO	2.0	1.0–2.0	832	$1,345	$1.62	15d	9	1.12mi
2561 South Pl Unit B Springfield, MO	2.0	1.0	884	$850	$0.96	25d	1	1.12mi
2715 S Kimbrough Ave Springfield, MO	2.0	2.0	1640	$2,660	$1.62	15d	8	1.35mi
2521 S Holland Ave Springfield, MO	1.0–2.0	1.0–2.0	1034	$1,695	$1.64	45d	1	1.42mi
640 E Sunset St Springfield, MO	2.0	2.0	976	$1,695	$1.74	45d	1	1.48mi
2917 S Roanoke Ave Springfield, MO	3.0	2.0	1262	$1,700	$1.35	25d	1	1.48mi
2935 S Roanoke Ave Springfield, MO	3.0	2.0	1429	$1,150	$0.80	15d	1	1.50mi

Listing history 19 events

1. 2026-06-14
   statusdays on market $175,000 Pending 38 DOM
2. 2026-06-10
   days on market $175,000 Active 35 DOM
3. 2026-06-09
   days on market $175,000 Active 34 DOM
4. 2026-06-08
   days on market $175,000 Active 33 DOM
5. 2026-06-07
   statusdays on market $175,000 Active 32 DOM
6. 2026-05-14
   price $175,000 814-char remark
7. 2026-05-11
   price $185,000 814-char remark
8. 2026-04-26
   listed $190,000 Active 814-char remark
9. 2024-06-15
   price $199,000
10. 2024-06-01
    listed $215,000 Active
11. 2021-11-23
    soldstatus
12. 2021-11-22
    soldstatus

    Show marketing remark (451 chars)

    Back on the market at no fault to the house or seller. This three bedroom home features two living areas and is in a great Southwest Springfield location! The living room features a floor to ceiling rock fireplace, wooden beams on the ceiling, and is open to the kitchen. In the big back yard you will find a deck, perfect for bbq's or relaxing! The back yard is fully fenced. The roof is less than five years old. Seller is providing a home warranty!

13. 2021-09-10
    listed $159,900

    Show marketing remark (451 chars)

    Back on the market at no fault to the house or seller. This three bedroom home features two living areas and is in a great Southwest Springfield location! The living room features a floor to ceiling rock fireplace, wooden beams on the ceiling, and is open to the kitchen. In the big back yard you will find a deck, perfect for bbq's or relaxing! The back yard is fully fenced. The roof is less than five years old. Seller is providing a home warranty!

14. 2016-02-18
    soldstatus
15. 2015-09-28
    listed $109,900
16. 2015-03-11
    soldstatus
17. 2014-12-29
    soldstatus
18. 2014-08-16
    listed $47,500
19. 2006-06-08
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MO · Resets to sale price

• Current annual tax: $1,474 · $123/mo
• Projected year-2 tax: $1,698 · $141/mo
• Expected delta: +$224/yr (+$19/mo · 15.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,395
• − Mortgage interest: −$9,803
• − Property taxes: −$1,474
• − Insurance: −$875
• − Repairs & maintenance: −$1,472
• − Management: −$1,472
• − Depreciation: −$5,091
• Taxable loss: −$1,790
• Est. tax savings @ 24.0%: +$430
• After-tax cash flow: $1,600/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Springfield R-XII
• NCES district ID: 2928860
• Math proficiency: 32% ▼ -2.00%
• Reading proficiency: 46% ▼ -3.00%
• Median HH income: $37,886
• Composite: 32.45/100
• National rank: #5717
• State rank: #174 of 324 in MO

Livability — Springfield

• Score: 75/100
• State rank: #57
• US rank: #4121

Category grades

Amenities B+ Commute A+ Cost of living A+ Crime F Employment F Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Springfield, MO
• County: Greene County · 244,327 people
• City population: 223,044
• Metro: Springfield, MO
• Population (ZIP): 56,659
• Household income: $53,870
• Rent vs Own: 55.5% rent · 44.5% own
• Severe rent burden: 3420.0

Population outlook (Greene County) Hauer SSP2

• Today (2025): 319,054 people
• By 2030: 335,135 · +5.0%
• By 2040: 366,186 · +14.8%
• By 2050: 397,431 · +24.6%
• By 2075: 477,035 · +49.5%
• By 2100: 520,828 · +63.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 8% Hispanic / Latino 7% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 2% Other Asian/Pacific 1% Arabic 1%

Political lean MEDSL · Greene

• 2024 margin: Strong R (+20.8) · D 38.9% · R 59.7% · Other 1.4%
• 2008→2024 swing: -5.0pp toward R · 2008: -15.8pp · 2024: -20.8pp
• All cycles: 2024: R+20.8 2020: R+20.1 2016: R+27.4 2012: R+24.4 2008: R+15.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -205.97%
• Current HPI: 210.4358
• Rent YoY: ▲ 2.60%
• Metro: Springfield, MO
• State GDP YoY: ▲ 1.84%
• F500 in state: 20

Industry mix (Fortune 500 HQ in MO)

Industry	F500 HQs	Revenue
▸Healthcare	1	$163B
▸Insurance	1	$21B
▸Industrial Technology	1	$17B
▸Retail	1	$16B
▸Industrial Distribution	1	$10B
▸Utilities	1	$9B

Price history

+268.4% since first listed

17 events — show timeline

• 2026-06-13 Pending — SOMO
• 2026-06-06 Relisted — SOMO
• 2026-05-28 Pending — SOMO
• 2026-05-14 Price Changed $175,000 SOMO
• 2026-05-11 Price Changed $185,000 SOMO
• 2026-04-26 Listed $190,000 SOMO
• 2024-06-15 Price Changed $199,000 SOMO
• 2024-06-01 Listed $215,000 SOMO
• 2021-11-23 Sold (Public Records) — Public Records
• 2021-11-22 Sold (MLS) — SOMO
• 2021-09-10 Listed $159,900 SOMO
• 2016-02-18 Sold (MLS) — SOMO
• 2015-09-28 Listed $109,900 SOMO
• 2015-03-11 Sold (Public Records) — Public Records
• 2014-12-29 Sold (MLS) — SOMO
• 2014-08-16 Listed $47,500 SOMO
• 2006-06-08 Sold (Public Records) — Public Records

Property tax history

+4.6%/yr

Latest (2025): $1,474 · +5.4% YoY. Source: county tax records.